Association loan case study: St Mary's House almshouses

Association loan case study: St Mary’s House almshouses

St Mary’s Church Homes – replacement of front windows

Part of the service The Almshouse Association offers it’s member charities is to help support them with grants or loans if they do not have sufficient funds to carry out necessary works to their almshouses.

St Mary’s Church Homes needed to replace the windows in their almshouses and were given an Almshouse Association loan of £55,000. Now that the work is complete, the trustees have kindly put together a case study to demonstrate how the funds have been spent and the difference it’s made to their residents’ lives.

BACKGROUND

St Mary’s House in Ealing, London W5 was built in 1900 with 12 one bedroom flats (ground floor and first floor). Major work was carried out in the 1950s and 1990s to improve these dwellings. In 2016 two additional dwellings were built, one at either end of the block. Both were designed to be accessible for persons of limited mobility; one of these dwellings has one bedroom, the other has two bedrooms. All the flats are currently occupied and in recent years vacancies have been filled quickly by persons satisfying the criteria of their trust deed.

_{May 2023 – St Mary’s House before replacement of windows}

PLANNING

A report on the condition of the flats in 2019 indicated that substantial work would be needed in the medium term on the front windows of the original flats. Since the flats were built secondary double glazing had been added, but the original wooden frames dating from 1900 had not been replaced. Although there had been regular maintenance, significant defects had developed in these windows. Some windows did not open and close easily and some suffered with condensation. Because of the age of the windows, there was substantial heat loss.
In 2021 the trustees commissioned a more detailed survey, from architects they had used on previous projects, for their options on repair or replacement of the windows. This report compared having an ongoing programme of repairs, replacement with PVC windows or replacement with wooden frame windows. Following receipt of this survey they requested and received three quotes; two for wooden frames and one for PVC frames.
During 2022 the trustees carried out investigations on the potential suppliers of the windows and the details of the specifications, including one factory visit. By October, they were ready to make a decision to proceed. They selected a specialist window manufacturer to make and fit modern glass with wooden frames and appointed their previous architects as architect and quantity surveyor for this project.
In January 2023, the trustees confirmed the contract with the window manufacturer to start work on making the windows. By paying the deposit they were then effectively fully committed to the project proceeding in 2023. They appointed a local building firm to carry out the associated building work; erecting scaffolding, making good the plaster and decoration around the fitted windows and repainting the outside to take advantage of scaffolding being in place. Some employees of the building firm were already familiar with the building having been involved in the 2016 extension.

PREPARATION FOR INSTALLATION

The residents were first told about the plan to replace the front windows by letter in January 2022 and were given the opportunity to ask questions at the annual meeting in May 2022. When the timing of the work (May – June 2023) was known, the trustees arranged a meeting with residents to discuss the practical arrangements.
Within all 12 flats the area next to the front window had to be cleared to avoid damage to the residents’ possessions when the new windows were fitted. Storage boxes were hired to enable residents to store items off-site and residents were offered help from the trustees to pack items or move items to another part of their flat.
The Charity then announced the detailed timetable so that a resident could arrange to be out on the day that their old window would be removed and new window fitted. The trustees explained to residents that making good of plaster and repainting would be a gradual process during the month following the installation. Part of the lawn to the side of the building was used to create a secure storage area between delivery from the factory and installation.

_{May 2023 – scaffolding erected for full length of building}

INSTALLATION

When fitting of the windows commenced in mid-May, the fitters immediately encountered a problem with one batch of windows. Measurements had been taken before manufacture commenced, but it was discovered that there had been errors at design stage in applying those measurements (the end flats have a slightly different design to the central flats).

Fortunately, the builders discovered that there was a void space just above the existing windows and this space could be used to enable most of the manufactured windows to be fitted. Completely fresh windows had to be manufactured for only two of the flats. Through the diligence and cooperation of all involved, these problems were quickly overcome and the project was able to be completed within the agreed time scale.

Once the majority of the new windows had been fitted the builders started work on making good the plaster around the windows and repainting the walls and ceilings of the front room of each flat. While the scaffolding was in place they also repainted the outside of the front of the flats.

_{New window frame going into ground floor flat}

_{New window frame fitted to ground floor flat}

_{Preparing to install window in upstairs flat}

_{Installing new window in upstairs flat}

HAPPY RESIDENTS

The residents gave feedback that both the fitters and the builders were always courteous and considerate. Access was needed to the individual flats to carry out the work and the residents are delighted with the quality of work. They are all proud of their new windows and the neat finish to the decoration in that area. They benefit both in personal comfort and financially from now having double-glazed windows providing a high degree of thermal efficiency.

FINANCE

As at December 2022, the Charity’s net realisable assets were £105,000. In addition, they secured a loan from The Almshouse Association for £55,000. The amount of this loan was set taking into account their existing loan for the 2016 extension, for which £40,000 was still outstanding at the end of 2022. Excluding the windows project, the Charity estimated that income would exceed expenditure during 2023 by at least £20,000, which gave them a margin for contingencies.

When the trustees placed the order with the window manufacturer in January 2023, the estimated project cost was £160,000. At this stage, they had not received a quote from the builders and used estimated figures from the architects. They recognised that the payment to the builders would depend on the extent of making good and work on the outside to take advantage of the scaffolding. The actual cost of the work was £180,000 (windows £76,000, builders £89,000, architects £14,000, sundry £1,000). Phasing of payments enabled the Charity to meet all payments as they became due.

OUTCOME

The quality of the window frames and the windows is very high. The design matches the previous windows and hence preserves the look of the building.

By replacing all the front windows at the same time, they benefited from economies of scale.
The Charity will avoid substantial maintenance costs from deterioration had the existing windows remained in place.
The new windows are expected to last for at least 60 years and maintenance costs should be low.
The residents are pleased with the ease of opening and closing the new windows. In the summer this makes it easier for them to ventilate their front room. In winter, the improved insulation will help to contain energy bills.

_{Repainting outside while scaffolding in place}

_{All windows fitted and repainting complete}

LESSONS LEARNED

“Measure twice, cut once”

Every dwelling must be measured separately before starting construction. Dwellings may look similar, but particularly if they were originally built many years ago there may be small variations in dimensions. A small amount of time checking measurements can avoid costly errors in manufacture.
This project required much involvement throughout from the trustees in liaising with architects, two firms of contractors and residents, as well as attention to detail over a considerable number of issues.
A project of this nature, involving replacement of key parts of an existing and inhabited building, can require much more thought, attention and effort than new construction or work on an empty building.

We would like to congratulate all the trustees and contractors for their hard work and determination to ensure these beautiful almshouses have been preserved and can continue to provide safe and warm homes to people in need for many more generations to come.

We would also like to thank the people who so kindly donate to The Almshouse Association or leave gifts in their Wills. Without their generosity, we would not be in a position to help support almshouse charities with their renovations and new builds.

The Almshouse Association awards loans and grants to our member charities every year. In 2023, £804,624 was approved in new loans and grants approved totalled £78,590. Charities pay no interest on the loans, just a small administration fee. As they make repayments on the loans over a ten year period, the Association can continue to offer loans to charities year after year, meaning that your donations continue to support almshouses and their residents in perpetuity.

If you are interested in making a donation to The Almshouse Association or leaving a gift in your Will, please do visit our Support Us pages here.

Association grant helps John Sayer Almshouses

John Sayer Almshouses Grant Case Study

John Sayer Almshouses is a small charity, consisting of four units in a grade 2 listed building on the High Street of Berkhamsted, Hertfordshire. The almshouses were built in 1684 as six units and in 1965 were adapted to make four slightly larger units.

Unfortunately, the building materials used in the 1960s were not sympathetic to the needs of an old building. Gypsum plaster on the inside, cement pointing on the outside and some leaky gutters have led to some very damp walls.

The photo on the right shows a big damp patch on an external wall. This wall also contained cracks due to the weight of traffic coming down the road. The resident in this unit would find damp on the inside of her wall and in summer 2022 when we had the very hot weather for a number of weeks she told the Charity that it looked like “the wall is crying” as there was so much damp.

A dehumidifier helped, but something significant needed to be done. The Charity’s newly appointed surveyor recommended repointing the walls and fixing the gutters as a priority. The estimate for this work was £29,000. Unfortunately, the reserves of this small charity had been depleted a few years previously when they encountered a problem in the roof. They also experienced a significant reduction in income when two of the units were unoccupied.

Work begins

The Charity applied to several organisations for support, but report that it was The Almshouse Association grant of £25,000 that allowed them to start with the repointing of the side and back wall and, along with other funds, they were also able to renew the guttering.

The repointing work was carried out over the summer of 2023 by Mathias Restoration, specialists in historic brickwork. The cement was painstakingly chipped out by hand and then lime mortar was applied. Where the original lime mortar was sound, this remained in place.

The power of PR and marketing

The almshouse is situated on a busy corner in the middle of the High Street and they found that people would often stop and ask what was happening. This prompted the Charity to put up a poster explaining the process (and asking for donations).

The project also spurred the Charity to set up a website, Instagram and Facebook accounts and look at their engagement with the town. A reporter wrote an article in the local magazine about the almshouses.

For the first time in the Charity’s memory, they held two open days over the summer and received 400 visitors! Residents were pleased to open their homes and talk to members of the public about living in the almshouses. The public were delighted to see inside the building that they pass every day. The open days raised almost £2,000 in donations and significantly raised the Charity’s profile in the town.

The remainder of the grant, funds from the open days and a generous individual donation enabled the Charity to complete the gutter project.

“There is less to see of a ‘before and after’ with the gutters, as with renovations to listed buildings much of the idea is that you don’t see a difference! We do have a splendid new hopper on display at one end so people can tell that something has happened!

We will probably need to wait until next year to really see the impact of this project, but the building already feels dryer and the dehumidifier which is running in our one vacant unit is collecting less water. The wall with the big damp patch and cracks from the first picture looks much better.”
Charity Trustee

Project advice for other charities embarking on a renovation

“If you are facing the prospect of multiple building projects, totalling a significant sum, break them down into smaller individual projects and look for the funding for each. You are more likely to get several smaller amounts than one large amount. Also, if you start the process and complete some of the smaller projects, it demonstrates your ability to raise funds and could give other sources of funding more confidence in your capacity to get things done.”

The photos above and below have been shared by the Charity to show before and after each step of their project and to demonstrate how the grant has been well spent. We would like to congratulate all the trustees and contractors for their hard work and determination to get the job done. We can see the difference it has made to the building and know that it will also make a difference to the living conditions of the resident.

If you are interested in making a donation to The Almshouse Association or leaving a gift in your Will, please do visit our Support Us pages here.

John Sayer Almshouses

John Sayer was a loyal adherent to Charles II during his exile and became his chief cook after the Restoration. He lived in Berkhamsted Place. Sayer’s acquaintances included the diarist Samuel Pepys who recorded the following passage in September 1661:

“I went with Captain Morrice into the King’s Privy Kitchen to Mr Sayers, the master Cook, and there had a good slice of beef or two to our breakfast; and from thence he took us into the wine cellar where, by my troth, we were very merry, and I drank so much wine that I was not fit for business”.

In his will dated July 1681, Sayer bequeathed £1000 in trust “for the building of an almshouse and the purchasing of lands for the relief of the poor in Berkhamsted St Peter”. He did not live long enough to finalise the details; his wife Mary dealt with implementing his wishes. The building cost £269, the balance being invested. She outlived John by 30 years. John Sayer’s black and white marble tomb is located in the Lady Chapel of St Peter’s church
(extract from the website of John Sayer almshouses)

Repointing Project

Guttering Project

Council Tax & Spring Budget update 2024

Please find below a summary of the Spring 2024 Budget and latest council tax news.

Changes to Council Tax Empty Property Premium in England

New rules on long term empty residential properties in England will come into effect on 1 April 2024, which will mean a property will pay double council tax if it has been empty for 12 months, (this is already the case in Wales and Scotland) rather than the current 2 years. There are 3 exceptions to note:

Properties undergoing probate – this may be relevant to members who have been bequeathed property by donors.
Properties being actively marketing for sale or let – this will be relevant to all members who have empty properties and are looking for residents.
Empty properties undergoing major repairs or structural alterations.

All 3 exceptions can provide up to another 12 months and The Almshouse Association considers (2) and (3) are of most relevance to members.

The Association would urge members to keep records of any active marketing activities they are doing to fill vacancies, as well as major repairs and structural alterations. Should members have difficult in filling vacancies, please do not hesitate to contact our Member Services team to arrange for an advertisement to be posted on the Association’s website.

Further details on the Council Tax premium for empty homes in England can be found here.

Spring Budget: 6 March 2024

There were several announcements in the Budget which The Almshouse Association considers are of interest, which we will report on further, once we have more detail.

3.23 Following on from the £188 million allocated to housing projects in Sheffield, Blackpool and Liverpool at the Convention of the North on 1 March 2024, the Spring Budget allocates over £240 million to housing projects in London, unlocking up to 7,200 homes in Barking, New Life Sciences Hub and up to 750 homes in Canary Wharf.  Additionally, a new £20 million investment in social finance will build up to 3,000 new homes and improve capacity of local community groups to deliver housing.

5.60 Community Housing – The government is announcing investment of £20 million in a social finance fund to support the development of community-led housing schemes over ten years, subject to a business case.

Also of relevance to Registered Social Housing Providers:

5.69 Stamp Duty Land Tax: Acquisitions by Registered Social Landlords and public bodies – Legislation will be updated to ensure that from 6 March 2024, registered providers of social housing in England and Northern Ireland are not liable for Stamp Duty Land Tax (SDLT) when purchasing property with a public subsidy and public bodies will be exempted from the 15% anti-avoidance rate of SDLT.

Wider change for social housing – Right to Buy

5.71 Allowing local authorities (LAs) additional flexibility in their use of Right to Buy receipts – The government will increase the cap from 40% to 50% on the percentage of the cost of a replacement home that can be funded from Right to Buy receipts.

Further information can be found here.

In addition, the Chancellor made the following key announcements which the Charity Tax Group consider could also be relevant to charities in general:

The VAT registration threshold for small businesses will increase to £90,000 from 1 April 2024, which will hopefully prevent many smaller charities from being drawn into the VAT net.
The Government will cut the main rate of National Insurance Contributions for employees from 10% to 8%. The main rate of national insurance for the self-employed will reduce from 8% to 6% on Class 4 National Insurance Contributions. Employers contribution levels are unaffected.
Amendments have been tabled to the Digital Markets, Competition and Consumers Bill to allow charities to continue to claim Gift Aid on subscription contracts, which could otherwise have been affected by the provisions in the Bill.

14 March 2024

Michael Gove’s ‘Inside Housing’ interview

Almshouse Association CEO, Nick Phillips, comments on the Michael Gove interview in Inside Housing

That takes us to Mr Gove’s idea for how this could be achieved. Two streets down from DLUHC’s headquarters in Westminster is Page Street, one of London’s most striking housing estates. Its chunky, chequered blocks were the work of the Duke of Westminster, who was looking for a legacy. He gifted the lease to the council in 1929 and commissioned high society architect Edwin Lutyens to design homes specifically “for the working classes”.

A century later, as housing associations struggle to maintain their development programmes under economic pressure, Mr Gove says this altruistic vision for high-quality social rent homes might be reinvigorated. “We can look at some of the existing major landowners who are keen, out of a sense of stewardship, to provide more land for development, and who are keen to ensure that when that land is developed, there is a mix of genuinely affordable and socially rented homes, to do more,” he says.

Prince William’s initiative to use his private estate, the Duchy of Cornwall, for more social rent homes is one example, he suggests. “We are convening conversations with other major landowners in order to see if we can do more, because if you’ve got a whole society approach… then we can build on the progress that we’ve made.”
Extract from Inside Housing Magazine, published 5 March 2024, by James Riding

I read with great interest the Inside Housing interview (5 March 2024) with Michael Gove, Secretary of State for Levelling Up, Housing and Communities of the United Kingdom by James Riding.

In the frank piece, Gove sets out his course for social housing amidst a world of affordable housing offers that include a growing ‘for profit’ sector. As he mentions, we need more homes that people can afford – yes, definitely – but, as Gove says, it is not just about numbers – it must also be about scale and community connection. How much better would it be if we can build affordable housing in the communities where the residents already have connections, reducing isolation and loneliness?

Michael Gove states that “By expanding the number of homes for social rent, you can reduce the housing benefit bill overall, and you can give people a sense of stability and community”

We could not agree more with the sentiment of his message. More affordable – proper affordable – homes (not at 80% of market rents but at a level that does not create hardship for residents) are, without any doubt, desperately needed. And one of the ways this could be achieved is to help release the shackles placed upon the charity affordable homes sector (which includes almshouses). Unlike large housing associations, these small-scale local housing models, that date back centuries and centuries, are providing people with affordable homes and enabling them to stay in their local communities.

Recent evidence shows that living in almshouse communities not only adds quality of life for residents, it’s also adding years to their lives while reducing costs for the healthcare sector.

Almshouses can be part of the solution to providing more affordable, community led housing that have amongst the lowest charges (they charge a weekly maintenance contribution, not rent) in the sector and consistently offer homes within strong micro-communities. Government would only need to formerly recognise the almshouse model as ‘affordable housing’ under the Governments planning policy and grant local councils permission to offer small plots of land for new almshouses to be built.

In today’s world of increased isolation, loneliness, lack of community and very limited affordable housing, the time to celebrate and support this valuable asset is now.

When Michael Gove says, “We absolutely need more homes for social rent,” …. almshouses can be part of the solution – they are established, proven, and are one of our historic success stories. Recognising almshouses in the National Planning Policy Framework will free up local councils to support almshouses under Section 106 which will follow with more almshouses being built in the community, benefiting more people in housing need for generations to come.

The next generation of almshouses may not be just for older people in need but for others who would benefit from warm, safe secure homes in strong communities. Indeed they now include young families, young single people, young people leaving care or refugees and the homeless.

I very much welcome the opportunity to speak to Michael Gove and to take him on a tour of some of the thriving almshouse charities in his area – it won’t disappoint!

11 March 2024

Attention: Registered Housing Providers

Awaab’s Law timescales for repairs consultation closes – 5 March – click here
Competence & Conduct Standard for SHP consultation closes – 2 April – click here

Association CEO, Nick Phillips met several of our Registered Housing Provider members to discuss our responses to these policies, which only affect Members who are Registered. There are certain principles that almost go without saying – but it is important when responding to these policies:

Almshouses are places where residents are safe and feel safe.
Almshouses residents are appointed by trustees.
Almshouse charities adhere to their Governing Documents and under the responsibility of trustees.

Awaab’s Law creates specific timescales for consultation and response to requests for repairs and communicating with tenants (residents) over progress of repairs. There is significant detail within the consultation proposals with crucial questions, most of which the group agreed with. The main area of concern is that under the proposals, trustees would need to start work on damp or mould within 7 days.

Given many member charities manage historic buildings, this may be unreasonable. There is a further requirement for trustees that are responsible for sending written reports, do so within 24 hours of investigation of a serious hazard. Where trustees do not have staff or there is a part-time clerk, where an issue arises, for example, on a Friday, it may just not be possible to meet these timescales. There is a phrase that is posed at the end of the proposal – such that “Should a defence of “all reasonable steps” be allowed in terms of exceeding timescales – The group thought – YES proportionate to size.

As such we would recommend our Registered Members respond to this consultation, with particular reference to the following, in relation to “Do you agree with these timescales”, as at present there is no differentiation between the working week and the weekend i.e. “working days”. These are a summary of the key questions but the detail is held in the consultation document and is worth reading.

Q.1,2,3 – (Members may wish to consider differentiating between Damp, Mould and Condensation and the other HHSRS hazards both in terms of severity and timescales).
Q.4 – Must investigate a potential hazard within 14 calendar days of notification by Tenant for all HHSRS Hazards not just Damp and Mould.
Q.9 – Must write to Tenants within 14 calendar days of notification of serious Hazard with written summary within 48 hours of identification.
Q.11 – Must begin work within 7 calendar days of report concluding.
Q.18 – Emergency Repairs must begin within 24 hours.
Q.20 – Landlord to provide alternative accommodation if timescales cannot be met.
Q.22– Should a defence of “all reasonable steps” be allowed in terms of exceeding timescales – (YES proportionate to size).
Q.24 – “Small net cost” implications of timescales. – (NO – emergency repairs at short notice cost more, especially if at weekends. Timescales do not differentiate working week to weekends or size of organization).
Other organisations such as the National Housing Federation and the Chartered Institute of Housing are also responding to Awaab’s Law consultation on timescales with similar concerns.

The ‘Competence and Conduct’ Qualification consultation, which is a concern to all small organisations. All housing providers that are Registered Providers (RSL) will need to have their (responsible) staff gain a grade 4 or 5 qualification that will take on average 300-360 hours work to achieve. These roles will encompass Senior Housing Executives (Strategic) and Senior Housing Managers) Management Operational) and/or include Service Providers such as agents.

Firstly the group was relieved to see that the policy has recognised that almshouses are run by volunteers and the consultation recommends that trustees of almshouse charities are exempt under Proposal 7. Yet the burden remains for clerks or whoever is acting as the responsible person in dealing with buildings and residents (in-house) or Managing Agents as “Service Providers”.

The case was made that a small charity may have a part-time clerk dealing with the residents and an external expert dealing with the buildings. As the policy is drafted and the consultation phrased, both parties would need to obtain a qualification. There is a small acknowledgement of the additional pressures for smaller charities (under 50 units), so they have 4 years for staff or consultants to become qualified or to have started the course.

Nick Phillips is meeting DLUC this week to raise these concerns before responding to the consultation. More consultations are in the progress and an update will follow via email or on our website. Do contact us with any specific concerns.

posted 1 March 2024

Association loan helps Thomas Amphlett almshouse renovations

Case Study: The Charity of Thomas Amphlett, The Farthinghoe Almshouses

The Charity of Thomas Amphlett was provided with a loan from The Almshouse Association for £25,000 at the beginning of 2023 to update and install a new bathroom in each of their three almshouses and to externally insulate the three bathrooms and flat roofs.

The Board has kindly put together a report as they reach the half way point of the project with the bathrooms complete and the insulation work planned for 2024.

History of the Charity

The original foundation goes back to 1830 when Reverend Francis Litchfield agreed with Thomas Amphlett to set aside land in Farthinghoe, Northamptonshire for the building of three houses for the poor aged 60 and over, resident in Farthinghoe. The houses were built in 1837 and the Churchwardens of the parish of Farthinghoe confirmed as legal trustees by the Charity Commission in 1881. The Charity Scheme was amended in 2007 to enable younger residents in the parish of Farthinghoe or the surrounding area at the time of appointment to be considered, with the permission of the trustees.

Unfortunately over the years the almshouses had fallen into disrepair. With the input of two new trustees, including the writer, in 2003/2004, it was evident that extreme measures needed to be put into place to secure the future of the almshouses. Previous discussions and meetings had considered merging with another almshouse charity, or at worst the possibility of a Closure Order. The trustees were faced with a cottage which had been empty for some five years, two occupied, but with one resident refusing to pay weekly maintenance contributions due to the extent of outstanding work to be carried out. It was interesting to read notes of the Minutes in 2005 that the charity was at that time unable to service a loan from The Almshouse Association. However, now determined to save and refurbish the property the new trustees investigated raising the necessary funds.

Raising funds for renovations

With the help of Trevor Hargreaves from The Almshouse Association we were recommended for a grant from the Oliver Borthwick Trust which resulted in a grant of £5,000 in July 2006. From this pivotal donation others followed including £6,000 from South Northamptonshire Council towards the damp-proofing and £7,500 and £3,500 from a very generous anonymous donor. The Farthinghoe Parish Council and the local allotments also contributed. Richard Marriot from the Oliver Borthwick Trust had visited No 3 Almshouse on 5 February 2007 and would report back on how their grant would be spent. I know they would be very pleased to know that their grant to the charity helped to form the almshouses into the comfortable homes they are now with very happy residents.

In 2007 the trustees were able to begin the extensive refurbishment of the Farthinghoe Almshouses.

Over the last sixteen years the trustees are pleased to report that the one-bedroom terraced houses with gardens have had the following work carried out.

Damp-proofed with outside remedial work
Replacement double glazed porches/new double-glazed windows and doors/security locks
Updated rewiring and plumbing
New kitchens, carpets and decoration
New felt roofs to bathroom extensions
Updating heating (night storage units)
Boundary fencing and extensive work to gardens

Due to these improvements it had been possible for trustees to contact The Fair Rent Department and implement a higher Fair Rent giving trustees the necessary means to implement maintenance provisions and reserve funds for the future.

By 2022, the trustees had followed up with further improvements:

Exterior replacement underground pipework which had perished with three separate stop cocks and water meters and modern pressurised water systems.
A new slate roof with Velux skylights.

£25,000 Loan from The Almshouse Association for three new bathrooms and insulation

Would the trustees be able to replace the bathrooms housed in single storey extensions built in 1966? Yes! With a loan of £25,000 arranged between The Almshouse Association and The Charity of Thomas Amphlett. The trustees had originally approached the Association for a grant but were delighted to be offered this loan which will enable three new much needed bathrooms to be installed in the cottages.

Additional funds from other organisations were now not needed. Had the trustees not been the recipients of this loan, the bathrooms would probably have been carried out one by one. Once the paperwork for the loan was completed in May 2023 the task began of finding suitable contractors to carry out this integral work.

Before the project began

The trustees were keen to upgrade all the sanitary ware, add extractor fans and replace the baths with modern wall mounted showers and bar mixer systems, which would be easier, safer and more economical for the residents to use.

Having gained quotes from three local plumbers in 2022 the trustees decided to accept that of Town & Country Plumbing & Heating who were reasonably priced and had the additional bonus of a full team of tradesmen to call upon so that they would be able to complete each bathroom quickly and efficiently.

Two trustees visited the plumbing supplier’s showroom (Banbury Heating & Plumbing) to choose flooring, tiles, sanitary ware, shower systems and taps. Only two changes were made being the colour of the flooring and the basin taps.

The project begins

Work commenced on 10 July and all three bathrooms were completed by 11 August, with just one more day of work on 18 September, being the final making-good and decoration. There was some miscommunication at times with Town & Country, but it resulted in an aesthetically pleasing design and the trustees appreciated their pragmatic approach. We would recommend Town & Country Plumbing & Heating Ltd (Banbury) for the quality of their workmanship and keeping to their quotation. Their plumber was also very sensitive to the needs of the residents.

There was obviously disruption for the residents but this was kept to the minimum possible and the plumbers ensured there was always a working toilet and water supply to the kitchen sink. They all coped very well with the disturbance and some were able to visit nearby relatives for baths/showers when necessary. Hopefully all this is a distant memory now as all three are delighted with their new bathrooms. Placing the shower control unit within easy reach when entering the shower was much appreciated. One resident has had a recent hip replacement operation and being able to shower as opposed to bathe is a blessing. Two of our residents wanted to contribute to a radio show they were listening to by recommending the Town & Country employees live on air!

Lessons learnt and helpful tips

During the work one or two trustees attended at the almshouses every day to be on hand for any questions from the residents and plumbers. In hindsight we would like have been on site when deliveries were unpacked to check that they were correct. An example of this was the colour of the bathroom flooring; the same colour had been ordered for all three, but ended up being fitted with different colours to each bathroom. The trustees accepted this and now consider them to be more individual for the residents. We therefore recommend some “give and take” with any almshouse project.

Part of the loan is to be used to insulate the single-storey bathrooms. The unexpected discovery of a cavity in the exterior walls, whilst drilling for the new extractor fans, may mean a different approach to the type of insulation and possible replacement double glazing. Having received further advice and quotes, the trustees will decide on the best way forward to get the work completed in the near future and inform the Association of their decision. Any work on the roofs may have to wait until it stops raining!

My parting advice to other almshouse charities is to know where the mains stop cock is before starting any projects!

At the beginning of the first project in 2007, when an internal leak occurred, no one knew where the stop cock was, not even the Water Board! It was eventually found by a visit from the Water Board and now the cottages also have individual stop taps.

We are very pleased with the result of our project and I would particularly like to mention fellow trustee Merry Wadlow who played a major part in it’s success. We wish other almshouse charities good fortune with their proposed plans.

We would like to thank The Almshouse Association for their generosity and kindness in choosing our charity to be the recipient of their loan and for their trust in us. It is very much appreciated. I would also like to thank Fenella Hall, the Loans and Grants Administrator, without whose help I would have been lost at times. Her endless patience, knowledge and friendly manner made the whole project more simple than it at first appeared. After a conversation with Fenella everything was alright!

_{Written by: Mrs Jenny Forbes (Chairman), Trustees, Mrs Merry Wadlow, Mr Victor Tolchard, Mr Andrew Bowyer, 2 January 2024}

Did you know?

Funds used by The Almshouse Association to make loans to charities last in perpetuity. Loans to charities are interest-free with just a small setup fee. As they pay back the loan over a 10 year period, the Association is able to re-lend out the funds over and over again, ensuring more almshouses can be built or older almshouses can be preserved with a new roof or modernised with extensions or wet rooms. So if you are thinking about contributing to our rolling charity support fund by making a donation or leaving money in your Will, you will know that your money will be helping to change people’s lives for the better for many, many generations to come.

posted 22 February 2024

Housing Policy & Consultations

News update on recent Government announcements on Housing Policy and Consultations.

Note, the policies and consultations referenced below are general housing rather than anything with specific almshouse angles, so they are being posted on our website for members’ general awareness.

Biodiversity Net Gain (BNG) – New housing developments to deliver nature boost in landmark move.

In a world first, developers in England are now required to deliver 10% Biodiversity Net Gain when building new housing, industrial or commercial developments. These rules apply to all major development planning applications from 12 February 2024. Small developments (under 10 dwellings) are exempt until 2 April 2024.

There are a small number of exemptions, including “de minimus” if both (i) the development does not impact on any onsite priority habitat and (ii) if there is an impact to another onsite habitat, that impact must be on less than 25 square metres (e.g. less than 5m x 5m square) of onsite habitat with a biodiversity value greater than zero and on less than 5 metres of onsite linear habitat (such as a hedgerow).

Biodiversity 10% gain is calculated against the pre-development biodiversity value of the land, which is based on metric data value inputs including habitat type, size, distinctiveness, condition and its location in the local area. These can be achieved on-site or off-site or as a last resort through statutory biodiversity credits.

Significant on-site and all off-site gains will need a legal agreement with a responsible body or local authority to monitor the habitat improvements over the 30 year period.

Visit: https://www.gov.uk/government/collections/biodiversity-net-gain

Affordable Homes Guarantee Scheme

The Government has announced a £3 billion increase in a government-backed loan fund, with which it expects 20,000 new affordable homes will be built across England. The expansion of the Affordable Homes Guarantee Scheme, which provides low-cost loans to housing providers, will support thousands of new homes. For the first time, the scheme can also be used to upgrade existing properties, making them warm and decent for tenants. Providers will be able to apply for loans to carry out vital building safety works, such as the removal of dangerous cladding.

Backed by the Department for Levelling Up, Housing and Communities, the now £6 billion fund will help housing providers access low-cost loans so they can expand their business, build more affordable homes and upgrade their existing stock.   Schemes involving conversion from commercial to residential use will be eligible. Eligibility criteria applies, including the need to be a Private Registered Provider as defined in Section 80(3) of the Housing and Regeneration Act 2008 i.e. Registered Providers of Social Housing.

Visit: https://www.gov.uk/government/publications/housing-guarantee-scheme-rules-affordable-homes-guarantee-scheme-2020/affordable-homes-guarantee-scheme-2020

Prioritise building on Brownfield Land

The Government has instructed Councils in England to prioritise building on brownfield land as a priority, with planning authorities in England’s largest 20 cities and towns to be made to follow a “brownfield presumption” if housebuilding drops below expected levels.

For Greater London, this will also include a review on the threshold for referral of a planning application of potential strategic importance to the Mayor of London, which is currently set at 150 dwellings. National Planning Policy will also be changed to give significant weight to the benefits of delivering as many homes as possible and taking a flexible approach in applying planning policies or guidance relating to the internal layout of development. The Brownfield Developments consultation will run until 24 March 2024.

Visit: https://www.gov.uk/government/consultations/strengthening-planning-policy-for-brownfield-development

Proposed changes to permitted development rights (PDR)

The Government is running a consultation on changes to permitted development rights in England that allow for householder developments, building upwards to create new homes including on blocks of flats, the demolition of certain buildings and rebuild as homes, electric vehicle charge points and air source heat pumps. The PDR consultation will run until 9 April 2024.

Visit: https://www.gov.uk/government/consultations/changes-to-various-permitted-development-rights-consultation

posted 15 February 2024

Charity Commission new Chief Executive

PRESS RELEASE: Charity Commission announces next Chief Executive with effect from 1 July 2024.

David Holdsworth has been appointed the next Chief Executive of the Charity Commission for England & Wales, replacing on 1 July 2024 Helen Stephenson who has been in charge for 7 years.

David has been CEO of the Animal and Plant Health Agency since 2022. His other previous experience includes Deputy Chief Executive of the Intellectual Property Office and Deputy Chief Executive and Registrar of Charities at the Charity Commission.

He also oversaw the regulator’s response to the Grenfell Tower fire, was instrumental in setting up the National Emergencies Trust, worked at the Home Office and has spent 5 years in senior executive positions in the private sector.

David said: “I am delighted to be returning to the Charity Commission and its vital work at such a crucial time. It will be a privilege to once again work with the Commission’s dedicated and talented experts.  

Charities have always played a vital role in our national life, our communities and our ability to move forward together as a society. Never has this been more needed than now. I look forward to working with the sector as they work today to achieve a better, brighter tomorrow for us all.”

Visit https://www.gov.uk/government/news/charity-commission-announces-next-chief-executive for full press release.

posted 14 February 2024

VCSE Energy Scheme

The Almshouse Association has just been advised by Utility Aid of the VSCE Energy Scheme which will help voluntary, community and social enterprise organisations (VCSEs) across England to deliver more efficient services for people and communities by saving money on their energy bills.

The VCSE Energy Efficiency Scheme is offering independent energy assessments to help identify energy-saving opportunities in your building. The Scheme is also offering capital grants to implement measures recommended in your assessment. The current round of funding is now open, with applications closing at 12pm on Thursday 29 February 2024.

Applicant organisations must be a VCSE based in England and delivering frontline services. They must be able to demonstrate that they are financially sustainable, require support around energy and are not suitable for blended finance or loan support through other schemes.

The scheme is funded as part of a package of over £100 million of support being delivered by the Government to help frontline delivery organisations with the increased cost of living.

How does it work?

The Scheme’s eligibility checker may be used to check on eligibility to apply for the cost and delivery of an Independent Energy Assessment (IEA) or a Capital Grant. If you’re successful, you will be matched with an independent energy assessor who will work with you to assess your building and help identify energy-saving opportunities.

An IEA is a comprehensive evaluation of your building’s energy usage, efficiency and potential for energy savings, conducted by a qualified and experienced independent energy assessor.

With a satisfactory IEA, and provided you meet the wider eligibility criteria, your organisation may also apply for a Capital Grant. Capital Grants of between £2,000 and £150,000 can be used to install capital energy efficiency measures, identified in your IEA, to reduce your building’s energy costs and support the delivery of your frontline services.

Check if you’re eligible for an Independent Energy Assessment or Capital Grant or visit the Programme Guidance and Frequently Asked Questions information using the links below.

Further information may be obtained from ees.groundwork.org.uk or by calling 0121 237 5894.

posted 14 February 2024

What is Condensation?

Condensation is the liquification of invisible water vapours present in the air in contact with cold surfaces.

Condensation is often associated with the growth of mould as the tiny liquid droplets (condensation droplets) on the surface provide bacteria the necessary “fuel” to thrive, resulting in mould growth. Condensation and mould growth is a common seasonal problem in Britain, primarily affecting old buildings during the colder winter months between October to April. Condensation is generally not a problem during the warmer summer months.

What Causes Condensation?

Condensation occurs when warm humid air comes in contact with cold surfaces, mostly external walls. Water vapours in the air are slowed down near cold surfaces then attracted to them, making vapours to accumulate and liquefy on cold surfaces.

The 2 key variables determining the extent of condensation are:

The surface temperature of the wall fabric: colder walls trap more of the available moisture, causing more condensation.
The indoor humidity: higher internal humidity means more available moisture to liquefy or condense.

Of these two variables, low surface temperatures or cold wall surfaces – usually attributed to insufficient heating – are considered the main cause of condensation. However, this is only half of the story – there is more to it.

In our experience, especially in old buildings with solid walls, the other variable, high indoor humidity, tends to be a more important factor in the formation of condensation – something that is frequently overlooked or misdiagnosed.

To better understand the relation of these two variables and how they impact old buildings, let’s look at them in a bit more detail.

1. Cold Wall Surfaces

External walls can be cooled down by the external environment, leading to condensation problems driven by low temperatures.

_{Condensation and mould in a 1940s building}

But which part of the walls is the coldest and thus most susceptible to condensation? Long-term measurements done with embedded micro-sensors, however, revealed an interesting fact: the core of old walls was warmer in wintertime than the surface. Although this might sound counter-intuitive at first sight, it does make sense as old walls also accumulate and store some heat (thermal mass) keeping the core of the walls warmer than the environment. What cools down wall surfaces is the ongoing evaporation, making evaporative wall surfaces susceptible to condensation.

This condensation is common in newer buildings, typically built from the 1930s onward, often with external cement render, internally decorated with modern cement plaster, modern emulsion paint or wallpaper.

And this leads us to the second variable… high indoor humidity.

2. High Indoor Humidity

What can cause high indoor humidity? In addition to man-made moisture, evaporating damp walls and floors are one of the largest sources of indoor humidity in old buildings. How much water can old walls absorb from the ground, store and evaporate out? Lots! These calculations from a British scientific research paper will give you an idea.

Those solid walls standing on the damp soil connected to the water table are constantly absorbing moisture from the ground (rising damp), then evaporating it out into the internal space. This results in constant high indoor humidity in the building, which condenses on colder wall surfaces. Hence condensation can also occur as a consequence and accompanying phenomenon of rising damp. The lack of a damp proof course makes old buildings susceptible to rising damp, resulting in (secondary) condensation as a result of high indoor humidity.

_{Condensation in an old listed building due to excess indoor humidity}

This condensation can often present in several hundred year-old buildings, which despite being built with lime (breathable) and being “leaky” (not airtight by design), can have very high indoor humidity as a result of rising damp. This effect of rising damp – high vapour content indoors leading to condensation – are often overlooked or misdiagnosed.

The two leading causes of condensation – cold walls and high indoor humidity – can overlap and be present at the same time and both contribute to condensation problems – so good diagnosis is essential for the full resolution of the problem.

Diagnosing Condensation Problems

When diagnosing condensation and mould problems it is important to do both temperature and humidity measurements on the property to establish whether the condensation is primarily caused by cold walls, high indoor humidity or both. High indoor humidity can indicate the presence of some underlying hidden moisture source in the building, this can be rising damp, complete lack of ventilation or something else – there is always a cause behind it that needs to be found.

_{Dehumidifier in an old farm building extracting a lot of moisture on a daily basis}

Just installing robotically some extra ventilation in the building to lower the high humidity won’t necessarily solve the problem and without understanding hat’s going on it’s poor practice.

Here is a simple test one can do to diagnose the problem. Run a dehumidifier in the building or in the affected room(s). If the dehumidifier consistently extracts large amounts of water from the air – typically half litre or more per day – that’s a strong indication that there is a hidden moisture source present somewhere in the building that keeps generating the excess humidity the dehumidifier collects.

_{Professional humidity measurement showing very high indoor absolute humidity – 11.21 g/m3}

Additional tests can be done by taking absolute humidity readings:, this usually require specialist instrumentation. One often finds that when a hidden moisture source is present in the building, the absolute moisture inside the building is higher than outside. This, in plain English means that there is higher humidity inside the building than outside; or the air inside the building is more saturated than outside. This is not a good thing.

The differences between the absolute and relative humidity is explained in detail here.

Solving Condensation Problems

Although the theory behind why condensation occurs is simple, solving it or eradicating it can sometimes be more complicated. One is generally recommended to start with simpler actions and gradually progresses towards more complex interventions until the problem is eliminated. Some of these simpler actions one can take can be:

Improving the ventilation of local areas by pulling the furniture awa from the walls.
Improving the general ventilation of the building by opening the trickle vents
Improving the heating in the building

If these do not resolve the problem, more complex actions are required that need professional help. Some of these can include:

Improving the thermal insulation of the building, either by thermal plastering or plasterboarding.
Diagnosing, finding and solving any underlying hidden moisture sources affecting the building

Article provided by Core Conservation

posted 13 February 2024